My son-in-law is purchasing a newly built flat in Brough with a home loan from Clydesdale. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having sold my house in Brough last July yet the purchaser is calling every few hours to say their lawyer is waiting to hear from myconveyancer. What should my lawyer have done now that I have sold?
Post completion of your house sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Where appropriate, your solicitor must also send confirmation that the home loan has been repaid to the purchasers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Brough.
Are the BSA planning on creating a online directory to list practices on the Darlington Building Society conveyancing panel for example in Brough?
We are not aware of any intention on the part of the BSA to promote such a tool.
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Brough. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Brough?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be able to collect the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
I am the only beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Brough. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the property in March. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Most banks would take a pragmatic view as this requirement principally exists to identify subsales or the quick reselling of properties.
I am purchasing a property in Brough. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
As you are obtaining a mortgage with Yorkshire BS your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Yorkshire BS where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Brough.
I decided to have a survey completed on a house in Brough ahead of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies may not grant a loan on a flying freehold property.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Brough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brough to see if the conveyancing will be more expensive.
My uncle has suggested that I appoint his conveyancers in Brough. Should I choose my own property lawyer?
There are no two ways about it the best way to find a conveyancing solicitor is to get feedback from friends or relatives who have actually experience in using the solicitor you're are thinking of instructing.